Why Are Trees Blamed for Subsidence in Properties?
When subsidence is suspected, people often blame tree roots first. They’re visible, they’re nearby, and they make for a convenient (albeit often lazy) explanation. Unfortunately, that doesn’t make them the cause. Over recent months, I’ve seen several cases where people wrongly blamed trees for building movement, when the real issue lay elsewhere.
Case Study: Tree Roots vs Drainage Issues in Subsidence Claims
Case Study 1: The Barber, the Tree, and the Insurance Letter
My barber received a formal letter from a neighbouring owner’s insurance company. The instruction was blunt: “Cut down your tree. Its roots are causing subsidence to our client’s property.”
What was the problem? The trees were protected by Tree Preservation Orders (TPOs). The council could fine you up to £20,000 for removing them. When the council got involved, they requested further evidence as part of the application (made by the insurance company, not my barber). That’s when the truth came out.
No one had maintained the drains for decades, and they had badly cracked. Water leaked into the ground and washed away the soil. Naturally, the tree roots grew towards this reliable water source. Once the council reviewed the evidence, they made a straightforward decision: fix the drains and leave the tree alone. The right result and a reminder that trees often react to problems, not cause them.
Case Study 2: Can a Tree Cause Subsidence If It’s Not Nearby?
In another case, a homeowner’s insurer claimed a neighbouring tree was causing the subsidence. The homeowner was suspicious, and rightly so. Neither the detached garage nor the rear extension, both positioned between the tree and the cracked area, showed any signs of movement. When I inspected the property, the issue was clear.
The subsidence affected a side single-storey extension near the front corner of the house, directly beside a rainwater downpipe and underground drainage. Once again, damaged drains caused the issue, not tree roots. The poor old oak tree wasn’t even close enough to be responsible.
Case Study 3: Why Fixing the Symptom Instead of the Cause Costs More
The third case involved a heavily cracked terraced property in London. Contractors had recently underpinned a neighbouring house after the front elevation began to rotate outward. These were older properties, and no one had checked the drains in decades.
A proper investigation would likely have avoided underpinning entirely if someone had checked the drainage first. Instead, they treated the symptom, not the cause.
The result? Unnecessary underpinning, a permanent subsidence marker on the property, and higher insurance premiums for years to come. All because no one investigated the drainage.
What Is the Most Common Cause of Subsidence in the UK?
Drainage doesn’t cause every case of subsidence, but it is, by far, the most common cause I see.
If cracking appears near rainwater downpipes, along underground drains, or close to inspection chambers, check the drainage first, not last.
How to Check if Subsidence Is Caused by Drainage Issues
One Simple Step That Can Save You Thousands
Before you blame the poor tree or commission underpinning works, get yourself a CCTV drainage survey from an experienced drainage contractor! A proper survey can identify cracked or collapsed drains, root ingress, leaking joints, and should set out the next steps to remedying the core problem.
That one step alone can save thousands of pounds worth of unnecessary surveys, underpinning, or legal disputes with neighbours.
Does Subsidence Always Mean Major Structural Work?
In most cases, no. Once you fix drainage defects, you can usually stabilise and repair the building without major intervention. Severe subsidence, the kind that causes sloping floors or visibly distorted walls, is actually rare.
It’s also worth remembering that not all cracks indicate subsidence. That said, in some situations you should bring in a qualified surveyor, just not before you rule out the obvious.
What Should You Do If You Think You Have Subsidence?
My Top Tips If You Think You Have Subsidence
Let’s keep it simple:
• Think you have subsidence? Check the drains.
• Think tree roots are to blame? Check the drains.
• Cracks near underground services? Check the drains.
• Checked the drains and still unsure? Then speak to a surveyor.
If you need advice, you can contact us via www.harrisonclarke.co.uk.
Final Thoughts on Subsidence and Tree Removal
This is a small rant against unnecessary tree removal and avoidable underpinning.
At Harrison Clarke, we advise on a wide range of building issues, not just subsidence. If you’re dealing with cracking, movement, or an insurance claim and want practical, pragmatic advice, get in touch. We won’t jump to telling you to cut down your tree, but we will tell you to be cautious of poor-quality or rushed advice, because that’s where problems start.
Speak to a Surveyor Before You Cut Down a Tree
If you’re concerned about subsidence, cracking, or movement in your property, get the right advice early. It can save you thousands.
Our Chartered Surveyors give clear, independent guidance to help you identify the real cause of the issue and avoid unnecessary work.
For more expert advice on surveying and property matters, check out our range of informative videos on our website or YouTube channel. Harrison Clarke Chartered Surveyors is here to guide you every step of the way!
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